Bali Exception
Bali / Kaba-Kaba

EXCLUSIVE 1/ 2 BEDROOM VILLA FOR SALE LEASEHOLD IN KABA-KABA BE-435

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
119 m²
Land Plot
260 m²
Tenure
Lease 30yr
Yield Curve Status

Grade A investment — short-term rental yields 6.2% net return annually.

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The Investment

Brixfox Score75
GradeA
Brixfox Intelligence
75AExcellent
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$10K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.2%
$1,220/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
19 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$128/night
50% ($64)Brixfox estimate($128/night)200% ($257)
Occupancy
74%
10%Brixfox estimate(74%)100%

Short-Term Rental

Yearly income
$14,635
Airbnb data$128/night · 74% occupancy
Rental income
$128/night · 74% occ.
$21,494
Running costs (20%)
Utilities, cleaning, maintenance
-$4,299
Income tax (10%)
Indonesian rental income tax
-$2,149
Property tax
Annual property tax
-$411
Net income
6.2% ROI
$14,635

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$801K$601K$400K$200K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $235KPeak Capital Value: Yr 5 ($245K)Paid back2x Return
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 14: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5Peak
Capital Value
$245K
+4%
25 years remaining
Rental Income
+$78K
Total Position
$323K
+37%
6.6%/yr
Year 10
Capital Value
$237K
+1%
20 years remaining
Rental Income
+$168K
Total Position
$405K
+72%
5.6%/yr
Year 15
Capital Value
$165K
-30%
15 years remaining
Rental Income
+$272K
Total Position
$437K
+86%
4.2%/yr
Year 20
Capital Value
$85K
-64%
10 years remaining
Rental Income
+$393K
Total Position
$478K
+103%
3.6%/yr

Location

Bali

Kaba-Kaba, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.2% annual return
Occupancy
Good
74% average occupancy
Nightly Rate
Good
$128 per night
Size & Space
Average
260 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

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Risks & What-If

What if occupancy changes?

Owner Managed scenario

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Lease Timeline

30 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.